Agenda item

Officers presented the report and in doing so, drew Members’ attention to the presentation slides on pages 71 to 79 of the Public Reports pack.

The application was for the land between 47 and 53 Redditch Road, Alvechurch, B48 7RS and sought outline planning permission for the construction of 25 dwellings and associated works.

The site of the application was Alvechurch Football Club, located just outside the development envelope of Alvechurch which was to the southeast and the site was situated within the greenbelt.

An indicative layout of the 1.71 Hectare site was shown in page 73 of the Public Reports pack, additionally, Images of the site indicated the current location of the pitch, clubhouse and access point. The access point for the proposed application would remain the same, via Redditch Road to the west of the site. The adjoining road had a speed limit of 40 miles per hour.

Officers highlighted the main issues for consideration which were the housing land supply, the grey belt policy, the sustainability of the development, the highways impact and the financial contributions.

Officers further detailed that as part of the Section 106 (S106) legal agreement, Sports England would receive 1.332M due to the loss of the sports provision. The site also had a requirement to provide a 50% on-site affordable housing contribution. Due to the Council being unable to demonstrate an adequate 5-year housing land supply, these factors were given significant weight and the application was recommended for approval.

At the invitation of the Chairman Mr Mark Fogarty, sporting director of Alvechurch football club and Mr Steve Clements, Academy Manager of Alvechurch football club Via Microsoft Teams, addressed the committee in support of the application. Councillor R. Clark of Alvechurch Parish Council also addressed the committee regarding the application.

After questions from Members the following was clarified by Officers.

• That the S106 financial contribution had been updated since 2019 when the application was originally submitted so included up to date figures.
• The 50% affordable housing contribution was required under the NPPF as a minimum requirement to permit development within grey belt areas.
• The additional waste food collection bin was not included as part of the waste collection S106 contribution. This was noted as an error by Officers.
• Page 52 of the Public Reports pack detailed that Severn Trent would require 24hour access for the treatment works which must be located within public open space. However, as the application was an outline application, a detailed site plan had not been submitted. It would form a part of the requirements to be considered as part of the final reserved matters application and how to achieve this would be determined at that stage.

Officers clarified that the school transport contribution of the S106 agreement was to enable children to attend a suitable school setting and was expected to generate a requirement for 4 pupils across all year groups.

Members had concern that the S106 Healthcare contribution would be supplied to the Kingfisher and Nightingale Primary Care Trusts, however, the GP surgeries in the village were not part of the trusts and would therefore, not receive any funding under the S106 agreement. This was discussed in length by Members who requested that Officers ensured that the contributions went to the local surgeries under the Delegated powers should Members approve the application.

The lack of contribution for Worcestershire County Council, Highways (County Highways) was highlighted in that there was no request for a cycle lane nor bus stops enhancements for the development. Members explored the possibility of requesting an additional contribution for a cycle lane, however, Officers advised that there was no evidence to suggest a lane would be necessary for the development and might not meet the CIL tests which were required. Members further requested that Officers contact County Highways and explore the matters raised which could be determined under delegated powers to the Assistant Director for Planning, Regeneration and Culture Services in conjunction with the Chair of the Planning Committee.

During the debate, a number of clarifications, additions and requests were noted by Members around the S106 contributions:

• (iii) stated “Middle school contributions”, however, was requested to be amended to “First and Middle School contributions”. Additionally, in light of the change, clarification was needed on the Four schools detailed.
• (iv) that Hopwood Community Centre was considered as a potential recipient of the contributions for “off-site teen and adult play and sports facilities”.
• (v) contributions be supplied to local surgeries, so transport could be arranged for residents to sustainably use surgeries out of area.
• (v) Officers explore altering the condition to include local surgeries as the recipient of the contributions.
• (vi) contributions to be updated to include waste food collection bins being provided.
• A contribution be added to facilitate a resident’s welcome pack and a reduction in service vehicle activities.
• It was also requested that concerns raised around cycle lanes, Bus stops and lighting be investigated with the relevant consultees.

Due to the proposed changes to the S106 planning obligation as detailed in the preamble above, Members were content that the decision was delegated to the Assistant Director for Planning, Leisure and Culture Services. If was further stated that the delegation ensured that suitable changes would be made in conjunction with the Chairman of the Planning Committee.

On being put to the vote it was:

RESOLVED that outline planning permission be granted and that delegated powers be granted to the Assistant Director for Planning, Leisure and Culture Services to:

a)    agree the final scope and detailed wording of the Section 106 planning obligation Outlined on pages 63 and 64 of the Public Reports pack, subject to the changes noted in the preamble above.

b)    agree the final scope and detailed wording of the Conditions as outlined on pages 64 to 68 of the public reports pack.